Today’s news that a growing number of new homes are being constructed in areas of flood risk will not come as a surprise to those of us working in flood mitigation and property resilience. It does, however, highlight a continuing gap between planning policy, design intent and long-term insurability.
See article here: One in NINE homes constructed from 2022–2024 are on land at highest risk from rising water levels, report reveals
The principle has been clear for many years. Flood Re, introduced to maintain the availability of affordable insurance for properties at risk, applies only to homes built before 2009. The purpose of that cut-off date was to ensure that new development would be directed away from flood risk wherever possible and, where it could not be avoided, that it would be designed to an appropriate standard.
FPS Founder Simon Crowther pictured at FloodRE Build Back Better Launch
That distinction is now becoming very real for homeowners purchasing modern properties who may find that future insurance options are limited.
Alongside this, recent RICS guidance reinforces that climate projections are not theoretical. Flood risk is expected to increase over the lifetime of buildings being constructed today. With most homes designed to last well in excess of 60 years, the decisions made at planning and design stage are critical.
This is where a robust, site-specific Flood Risk Assessments are essential, along with a well designed, and well executed Surface Water Drainage Stategy.
A detailed assessment should not simply confirm the flood zone. It should identify the flood mechanisms affecting the site, the predicted water levels, flow routes, exceedance pathways and the interaction with surrounding topography. Without that information it is not possible to design effective mitigation.
There is long-established UK research on how buildings should respond to flood risk which follows a clear hierarchy:
• Avoid the risk where possible
• Incorporate resistance measures for lower flood depths
• Adopt resilient construction where higher water levels are expected
Property Flood Resilience (PFR) measures such as Flood Barriers sit within the resistance stage of that hierarchy. When they are designed for a known flood level, fixed to a suitable substrate and supported by appropriate drainage, they can provide a reliable and repeatable form of protection. However, they should never be treated as a standalone solution or as a substitute for proper site design.
In many surface water scenarios, for example, a barrier may form part of a wider strategy that includes landscaping, sealing of ingress points and provision for managed drainage or pumping.
The other critical factor is recovery. The impact of flooding is often measured not by the depth of water but by the time taken to re-occupy a property. The use of appropriate materials, raised services and considered internal detailing can significantly reduce that period.
For homeowners, developers and designers alike, the message is straightforward. Understanding how water will behave on a site must come first. Only then can the correct combination of levels, construction methods and property level protection be selected.
Designing for water is no longer optional. It is a fundamental part of delivering buildings that remain insurable, resilient and fit for the future.
Written by Simon Crowther BEng (Hons) FCIWEM C.WEM MIET
18th Feburary 2026